Golden Visa guide
Greek Property Taxes 2026: The Complete Guide for Foreign Investors
⚠ update, 7 september 2026
Under the measure announced on 6 September 2026, property transfer tax for buyers who are third-country (non-EU) nationals rises from 3% to 15% from 1 January 2027. The 3.09% transfer tax rate used throughout the guide below still applies today, but may not apply in 2027. Read the full analysis of the change →
Avla real estate · greece golden visa · tax guide 2026
Greek Property Taxes 2026: The Complete Guide for Foreign Investors
As a budgeting rule, total transaction costs come to about 6–9% of the price (transfer tax included). Rates are based on PwC Greece Tax Summaries (February 2026 review) and Law 5246/2025 (VAT suspension extension, Government Gazette 11.11.2025).
Author: M. Sami Akbeniz — Founder, Avla Real Estate, Istanbul.
When buying: acquisition taxes and costs
- Transfer tax (FMA) — 3.09%: charged on the higher of the sale price or the official "objective value"; applies to all VAT-exempt sales.
- VAT on new builds — 24%, but suspended: the suspension was extended to 31 December 2026 (Law 5246/2025). Where the developer opts in, the buyer pays only the 3.09% transfer tax instead of VAT.
- Notary — 1% + 24% VAT (≈1.24%): €3,100 on a €250,000 purchase.
- Lawyer — 1% + 24% VAT (≈1.24%): not mandatory, but essential for foreign buyers for the title search.
- Land registry 0.5% + €23 · Avla service fee 0% on Golden Visa and conversion properties (2% + VAT on others): with the Golden Visa application costs, the all-in extra cost lands in the 7–9% band.
Worked example: a €250,000 conversion apartment
- Transfer tax (3.09%): €7,725
- Notary + lawyer + registry (VAT included): ~€7,500
- Avla service fee (Golden Visa / conversion): €0
- Closing total: ~€265,200 (purchase price + ~6.1% purchase costs; ~8.6% in total with Golden Visa fees, insurance and translations). Detailed scenarios: full cost breakdown →
While holding: ENFIA and municipal tax
- ENFIA: calculated from zone value, age, floor and use coefficients; typically €300–400/year on a 100 m² mid-market flat, higher in premium zones. Insured homes get a 20% discount.
- ENFIA surcharge: if your total Greek property value exceeds €500,000, the main tax carries a 5–20% supplement.
- TAP (municipal): 0.025–0.035%, collected via the electricity bill — a small annual amount. (A draft "local development levy" of 0.3–0.7‰ is under discussion for 2027; not yet law.)
When letting: the new 2026 schedule
From 1 January 2026 the rental income schedule gained a new 25% middle bracket (PwC, February 2026): 15% (€0–12,000) · 25% (€12,001–24,000) · 35% (€24,001–36,000) · 45% (above). Non-residents are taxed on the same schedule. Example: on €14,000 of annual rent, tax = €1,800 + €500 = €2,300 (effective ~16.4%) — versus €2,500 under the previous schedule.
For short-term rentals: with 1–2 properties the same schedule applies; from 3 properties it becomes business income plus 13% VAT. An AMA registration number from the tax authority (AADE) is mandatory; a climate resilience fee (€8/night in high season) is collected from guests. New registrations in central Athens are frozen until the end of 2026 — and Golden Visa properties cannot be let short-term at all.
When selling: capital gains tax suspended
The 15% capital gains tax on individuals' property sale profits is suspended until 31 December 2026 (PwC, February 2026) — extended every year since 2014; no decision yet for 2027. Note: 3+ sales within 2 years can be treated as business activity and taxed accordingly. The transfer tax is always paid by the buyer; the seller provides a tax clearance certificate.
Double taxation: treaty protection
Rental income from Greek property is taxed first in Greece, where the property is located. Greece maintains a wide network of double taxation treaties — including with Türkiye (in force since 2004), the UK, the US, Germany and most investor home countries — under which the Greek tax paid is typically credited against your home-country liability, so the same income is not taxed twice. Confirm the mechanics for your country with a tax adviser.
Your filing obligations: AFM, E9, E1, E2
- AFM (tax number): required before purchase; non-EU residents usually appoint a tax representative in Greece.
- E9: the property declaration filed on acquisition; ENFIA is assessed from it.
- E1: the annual income return — property owners file it every year even with no Greek income.
- E2: the per-property rental income annex, filed with E1 when you have rental income.
Frequently asked questions
What are the total costs when buying property in Greece? Budget 7–9% of the price including the Golden Visa application: roughly €21,400 on a €250,000 purchase.
Do I pay 24% VAT on a new apartment? In practice, no: the VAT suspension runs to 31 December 2026 (Law 5246/2025); in opted-in projects you pay only the 3.09% transfer tax.
Will my rental income be taxed twice? No — Greece taxes it first, and under Greece's double-taxation treaties the tax paid is typically credited in your home country.
Do I pay tax when I sell? The 15% capital gains tax is suspended through the end of 2026, so individuals selling this year pay no tax on the gain. Frequent flippers may be taxed as a business.
Avla Real Estate manages every tax step from purchase to filing with independent Greek legal and accounting partners. realestate@avla.com.tr · +90 532 282 2657
A senior economist, graduate of Université Paris 1 Panthéon-Sorbonne, and a graduate of Istanbul University Business Administration with 33 years in business; founder of Avla. Today the focus is Greece: homes for Golden Visa and for investment. He reads every shortlist and every agreement himself.
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